1120 Pepper Dr #73 · Bostonia, CA 92021

$299,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 111 Days on market

Built 2025 2,500 sqft lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Never-lived-in 2025 manufactured home offering 2 bedrooms, 2 bathrooms, plus an optional 3rd bedroom or office/den. This thoughtfully designed home features a bright open-concept floor plan with abundant natural light from dual-pane windows throughout. The kitchen is both stylish and functional, showcasing quartz countertops, a center island with seating and pendant lighting, taupe shaker cabinets with brushed nickel hardware, and GE stainless steel appliances including a refrigerator, dishwasher, built-in microwave, and gas range/oven. Recessed lighting enhances the kitchen, hallway, and laundry areas, while the dining space is highlighted by a chandelier. Luxury vinyl plank flooring flows

Key facts

• Quartz countertops
• Stainless appliances
• Grey shaker cabinets

Tags

• OPEN CONCEPT FLOOR PLAN
• QUARTZ COUNTERTOPS
• GREY SHAKER CABINETS
• STAINLESS APPLIANCES
• LUXURY VINYL PLANKING
• DUAL PANE WINDOWS

Property features AI

Finance

• Other: Living area source: Public records; Lot size source: Estimated; Parcel number provided; Directions: Turn into the community off of Pepper and make an immediate left; the home is on the left at the end of the street.
• Financial info: Assessments: Unknown
• HOA & community: Land lease community (Pepperwood Mobile Home Park); Land lease: $1,391 monthly; Senior community; Community features: Foothills; Manager approval required; Pets allowed

Exterior

• Parking: 3 total parking spaces; 3 carport spaces; Located in Pepperwood Mobile Home Park
• Utilities: Public sewer
• Home design: Mobile home (56' x 24') remains on site; Under construction / Turnkey / Updated or remodeled; Single-story; Entry on front deck / porch
• Construction: Mobile construction; Foundation and roof details not specified
• Exterior features: Partial fencing; Community pool; No landscaping; Front yard; Level/flat lot; Rectangular lot shape; Yard

Interior

• Kitchen: Kitchen (details not specified)
• Bedrooms: Primary bedroom
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: One-level home; Front deck / porch entry; Walk-in closet; Bonus room; Primary bedroom with primary bathroom; Has view
• Laundry & utility: Washer hookup; Gas and electric dryer hookup; Has laundry area

🏗️ New construction. The $299,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $171,648.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $812 ($10k/yr) — positive.
• To cash-flow at today's rent, offer at most $289k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (15.4% below list).
• Recommended offer: $253k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 12.0% vs local median 6.0% in Bostonia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#383 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+; Watch: crime F, amenities F, cost of living F.
• Grossmont Union High (suburban): math 31% / reading 60% proficiency, ranked #173 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: W. D. Hall Elementary (540 students, 81% FRL); Greenfield Middle (663 students, 84% FRL); Santana High (math 17% / reading 72%, grade F, #434 of 1,170 statewide, top 39%, 1,736 students, 46% FRL) — zoned schools average 70% FRL vs 17% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 244 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 41% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $299k implies a 316% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 3→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,878 (15.4% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.26%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $171,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 Pepper Dr Spc 5	0.00mi	2/2.0	1,200 (+4%)	18mo	$140,000	$117	78
1351 Pepper Dr #18	0.57mi	2/2.0	1,140 (-1%)	3mo	$184,000	$161	69
1351 Pepper Dr #26	0.57mi	2/2.0	1,200 (+4%)	10mo	$160,000	$133	58
1315 Pepper Dr #72	0.51mi	2/2.0	1,220 (+6%)	10mo	$194,000	$159	58
1351 Pepper Dr Spc 62	0.57mi	2/2.0	1,056 (-8%)	2mo	$226,900	$215	57
450 E Bradley Ave #25	0.72mi	2/2.0	1,176 (+2%)	19mo	$175,000	$149	47
1315 Pepper Dr #47	0.46mi	2/2.0	1,248 (+8%)	22mo	$175,000	$140	46
450 E Bradley Ave #127	0.72mi	3/2.0 (+1)	1,246 (+8%)	2mo	$106,000	$85	46
450 E Bradley Ave #144	0.75mi	2/2.0	1,280 (+11%)	3mo	$159,000	$124	44
450 E Bradley Ave #121	0.75mi	2/2.0	1,088 (-6%)	15mo	$124,900	$115	44
1351 Pepper Dr Spc 40	0.57mi	2/2.0	1,056 (-8%)	20mo	$171,000	$162	43
12044 Royal Rd #63	0.55mi	3/2.0 (+1)	1,000 (-13%)	5mo	$257,321	$257	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.34×
• Total profit: $16,499
• Equity at exit: $25,593

10-year hold

• IRR: 15.6%
• Equity multiple: 2.09×
• Total profit: $52,436
• Equity at exit: $14,841

Cash invested: $48,061 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92021

• Rents YoY: -0.8%
• Active inventory: 244
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,529 high
• Mortgage (P&I): −$900
• Tax est. 1.5%: −$215 /mo · $2,575/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $812

Break-even live

Break-even rent $1,502

Max offer price $171,648

Occupancy floor 63%

Sensitivity live

Price	-10% $930	-5% $871	+0% $812	+5% $752	+10% $693
Rent	-10% $612	-5% $712	+0% $812	+5% $911	+10% $1,011
Rate	-1.0pp $898	-0.5pp $855	base $812	+0.5pp $767	+1.0pp $722

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,912
• Closing costs: $5,149
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8031 Winter Gardens Blvd El Cajon, CA	3.0	2.0	1124	$2,995	$2.66	0d	1	0.48mi
1651 Braddon Way Unit B El Cajon, CA	1.0	2.0	800	$2,000	$2.50	0d	1	0.49mi
1696 Buckeye Dr El Cajon, CA	3.0	1.0	942	$2,900	$3.08	3d	1	0.49mi
1430 Diamond Ln El Cajon, CA	2.0	1.0	863	$2,695	$3.12	4d	1	0.58mi
745 E Bradley Ave Unit 46 El Cajon, CA	3.0	1.0	806	$2,298	$2.85	25d	1	0.66mi
1314 5 D Dr Unit 1318 El Cajon, CA	3.0	1.0	960	$2,600	$2.71	25d	1	0.66mi
1221 Oro St El Cajon, CA	2.0	1.5	1020	$2,575	$2.52	0d	1	0.70mi
8424 Pueblo Rd Unit 8424 Lakeside, CA	3.0	1.0	1000	$2,750	$2.75	0d	1	0.74mi
1219 Denver Ln Unit 1465013P El Cajon, CA	3.0	2.5	1194	$8,558	$7.17	22d	1	0.81mi
425 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	771	$2,350	$3.05	0d	13	0.83mi
360 E Bradley Ave El Cajon, CA	3.0	2.0	1116	$2,974	$2.66	0d	4	0.85mi
1294 N Mollison Ave El Cajon, CA	1.0–2.0	1.0	750	$2,112	$2.82	0d	6	0.88mi
12171 Winter Gardens Dr Lakeside, CA	2.0	1.0	862	$2,500	$2.90	0d	1	0.88mi
310 E Bradley Ave El Cajon, CA	1.0–2.0	1.0	664	$2,050	$3.09	0d	1	0.95mi
1261 Victor Ave Unit 9 El Cajon, CA	2.0	2.0	810	$2,195	$2.71	0d	1	1.01mi
1005 N Mollison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	0d	1	1.03mi
1521 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	730	$2,613	$3.58	0d	7	1.06mi
359 Cascade Rd El Cajon, CA	2.0	1.0	765	$2,875	$3.76	9d	1	1.08mi
1050 Peach Ave El Cajon, CA	2.0	2.0	850	$3,460	$4.07	6d	1	1.08mi
1038 Peach Ave El Cajon, CA	2.0	1.5	850	$1,870	$2.20	0d	1	1.09mi
1365 Broadway El Cajon, CA	3.0	2.0	1000	$3,478	$3.48	3d	1	1.12mi
816 Oro St El Cajon, CA	3.0	1.0	1235	$3,400	$2.75	3d	1	1.12mi
1019 Peach Ave El Cajon, CA	1.0–2.0	1.0–2.0	700	$2,161	$3.09	0d	7	1.17mi
1171 Marline Ave Unit 1171-A El Cajon, CA	3.0	1.5	1141	$3,100	$2.72	0d	1	1.18mi
989 Peach Ave El Cajon, CA	1.0–3.0	1.0–2.0	845	$2,202	$2.61	0d	11	1.19mi
1237 Graves Ave El Cajon, CA	1.0–2.0	1.0–2.0	775	$2,565	$3.31	0d	15	1.23mi
798 McClure St Unit 14 El Cajon, CA	3.0	1.0	916	$2,295	$2.51	0d	1	1.24mi
848 N Mollison Ave El Cajon, CA	1.0	1.0	690	$2,101	$3.04	0d	5	1.28mi
8729 Graves Ave Santee, CA	2.0	1.0	865	$2,368	$2.74	0d	7	1.41mi
375 Broadway El Cajon, CA	2.0	1.0	1400	$2,800	$2.00	0d	1	1.44mi
1343 Oakdale Ave El Cajon, CA	1.0–2.0	1.0–2.0	800	$2,195	$2.74	0d	1	1.44mi
1377 Oakdale Ave Unit 03 El Cajon, CA	2.0	2.0	900	$2,425	$2.69	0d	1	1.47mi

Listing history 29 events

1. 2026-06-21
   days on market $299,000 Active 111 DOM
2. 2026-06-18
   days on market $299,000 Active 108 DOM
3. 2026-06-17
   days on market $299,000 Active 107 DOM
4. 2026-06-16
   days on market $299,000 Active 106 DOM
5. 2026-06-15
   days on market $299,000 Active 105 DOM
6. 2026-06-13
   days on market $299,000 Active 103 DOM
7. 2026-06-13
   days on market $299,000 Active 102 DOM
8. 2026-06-09
   days on market $299,000 Active 99 DOM
9. 2026-06-08
   days on market $299,000 Active 98 DOM
10. 2026-06-07
    days on market $299,000 Active 97 DOM
11. 2026-06-04
    days on market $299,000 Active 94 DOM
12. 2026-06-03
    days on market $299,000 Active 93 DOM
13. 2026-06-02
    days on market $299,000 Active 92 DOM
14. 2026-06-01
    days on market $299,000 Active 91 DOM
15. 2026-05-31
    days on market $299,000 Active 90 DOM
16. 2026-04-20
    price $299,000
17. 2026-03-01
    listed $319,000 Active
18. 2026-03-01
    historical
19. 2026-01-20
    listed $329,500 Active
20. 2025-12-16
    historical
21. 2025-10-16
    listed $329,900 Active
22. 2025-10-11
    historical
23. 2025-09-11
    price $339,900
24. 2025-07-28
    listed $349,900 Active
25. 2025-07-28
    historical
26. 2025-04-08
    listed $359,000 Active
27. 2005-03-20
    soldstatus $71,900
28. 2005-01-06
    listed $71,900
29. 1997-11-04
    soldstatus $10,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 3 d/yr ≥98°F today · 9 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,345
• − Mortgage interest: −$9,615
• − Property taxes: −$2,575
• − Insurance: −$858
• − Repairs & maintenance: −$2,428
• − Management: −$2,428
• − Depreciation: −$4,993
• Taxable income: $7,449
• Est. tax owed @ 24.0%: −$1,788
• After-tax cash flow: $7,950/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Grossmont Union High
• NCES district ID: 0616230
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $61,801
• Composite: 40.07/100
• National rank: #3810
• State rank: #173 of 517 in CA

Livability — Bostonia

• Score: 65/100
• State rank: #383
• US rank: #13065

Category grades

Amenities F Commute A+ Cost of living F Crime F Employment B- Housing B+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bostonia, CA
• County: San Diego County · 3,178,799 people
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 70,501
• Household income: $74,013
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 4178.0

Population outlook (San Diego County) Hauer SSP2

• Today (2025): 3,678,185 people
• By 2030: 3,856,546 · +4.8%
• By 2040: 4,171,407 · +13.4%
• By 2050: 4,421,607 · +20.2%
• By 2075: 4,831,599 · +31.4%
• By 2100: 4,832,502 · +31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 54% Hispanic / Latino 28% Two or more races 14% Black 6% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Arab 6% Italian 2% Lithuanian 2%
• Foreign-born: 22% · Canada
• Languages at home: 65% English-only · Spanish 18% Arabic 7% Other Indo-European 3%

Political lean MEDSL · San Diego

• 2024 margin: D (+16.8) · D 56.9% · R 40.1% · Other 2.9%
• 2008→2024 swing: +6.6pp toward D · 2008: 10.2pp · 2024: 16.8pp
• All cycles: 2024: D+16.8 2020: D+22.8 2016: D+17.8 2012: D+5.1 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -654.88%
• Current HPI: 335.0617
• Rent YoY: ▼ -0.83%
• Metro: San Diego-Chula Vista-Carlsbad, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+2890.0% since first listed

14 events — show timeline

• 2026-04-20 Price Changed $299,000 CRMLS
• 2026-03-01 Listing Removed — SDMLS
• 2026-03-01 Listed $319,000 CRMLS
• 2026-01-20 Listed $329,500 SDMLS
• 2025-12-16 Listing Removed — SDMLS
• 2025-10-16 Listed $329,900 SDMLS
• 2025-10-11 Listing Removed — SDMLS
• 2025-09-11 Price Changed $339,900 SDMLS
• 2025-07-28 Listed $349,900 SDMLS
• 2025-07-28 Listing Removed — SDMLS
• 2025-04-08 Listed $359,000 SDMLS
• 2005-03-20 Sold (MLS) $71,900 CRMLS
• 2005-01-06 Listed $71,900 CRMLS
• 1997-11-04 Sold (Public Records) $10,000 Public Records

Property tax history

-7.2%/yr

Latest (2013): $255 · +3.3% YoY. Source: county tax records.